090385 Planning AGENDA
PLANNING COMMISSION MEETING OF SEPTEMBER 3, 1985
City of New Hope, Minnesota
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
PUBLIC HEARINGS
3. Planning Case 85-21 - (Tabled from August 6, 1985) Request for Condi-
tionat Use'Permit and Parking Variance at 4730
Quebec Avenue North - Edina Properties, Petitioner.
4. Planning Case 85-22 - Request for Preliminary Plat Approval for a Zero
Lot Line - 7900 51st Avenue North - Robert and
Marilyn Cady, Petitioner.
5. Planning Case 85-23 - Request for Preliminary Plat Approval for a
Zero Lot Line - 8117 and 8119 28th Avenue North -
West Suburban Builders, Inc., Petitioners.
COMMITTEE REPORTS
6. Report of Design and Review Committee.
7. Report of Land Use Committee.
8. Report of Codes and Standards Committee.
NEW BUSINESS
9. Approval of Planning Commission Minutes of August 6, 1985.
10. Review of Council Minutes of August 12, and 26, 1985.
11. Additional Comments, Suggestions, Requests of Public, Commissioners,
and Staff.
12. Announcements.
13. Adjournment.
DATE:
PLANNINGCASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
September 3, 1985
85-21
Lunds Bakery
Conditional Use Permit for Limited Retail Sales
4730 Quebec Avenue North
I-2
STAFF FINDINGS AND COMMENTS:
This case was talbed from the August. Planning Commission Meeting. The
Commission had requested that the petitioner and city staff study the traffic
moving on Quebec and conduct counts of vehciles on the site. Information from
both staff and the petitioner are included in your packets.
Staff counts 30 parking spaces reserved for cars and four for trucks. If we
use the count of 30, staff and petitioner agree that there are between 5 and 7
available spaces during the hours of 10 a.m. and 3 p.m. on week days. However,
there does appear to be a significant problem with traffic circulation on site.
Observation by staff confirms that there is much confusion in how people drive
and park on site.
Staff also makes a strong argument that the truck traffic coming on to the
site must utilize procedures that jeopardize the free flow of traffic on
Quebec. It appears that the problem is going to be present regardless of this
request. Staff does feel that the retail store will not have a significant
impact on the already bad situation.
From a purely technical point of view, staff would not recommend approval of
this planning case. There are significant problems and this particular request
does nothing to alleviate those problems, although it appears that it will not
significantly compound them either. If the request is granted, there has to
an effort by the petitioner to clearly identify for motorists using the site,
that a traffic circulation pattern does exist, that motorists can only enter
from the north entrance on Quebec and that there be clearly identified parking
spaces for patrons using the bake shop.
TRAFFIC CIRCULATION & PARKING STUDY
4730 QUEBEC AVE.: LUNDS BAKERY
Plan Case 85-21
The petitioner, Ted Lund, has requested approval of a Conditional
Use Permit (CUP) for "Limited Retail Sales", pursuant to Section
4.144 (6) of the City Code. The Planning Commission tabled the
matter on August 6, 1985, to allow the petitioner time to
obtain and submit to us a traffic study that addressed the present
use and proposed change and the site adequacy. Lunds has submitted
a two page document to us which is of little value as a traffic
study that was written up by one the bakery employees.
The following Study was requested by the City Manager on actual
use of the site, contrasted with potential impact that a new
retail sales use could create.
Staff have collected Quebec Avenue traffic counts in the vicinity
of the Lunds site, reviewed city blueprints and records on the
property and conducted a four day field survey with detailed
traffic/pedestrian movements logged within, into, exiting and
adjacent to this site. In addition, subjective observations were
made about hazardous and inappropriate actions/conditions in
the area.
Exhibit "A" illustrates the Industrial site and vicinity. Note
that the number of parking spaces shown was my observation from
location "OC" and is a realistic total of available spaces based
upon current use of the site. City records show 36 car spaces
when the building was built in 1972, and 40 car spaces when it
was remodeled by Lunds in 1979. In fact, it is difficult to park
more than 30 or 32 cars within this site, today. There are 2 truck
docks on ~each .end of the building (total:4) but NO TRUCK
MANEUVERING ROOM WITHIN THE SITE for semis. In every case~ semis
arriving at the Site had to make hazardous actions within the
public roadway (Crossing lanes, blocking traffic, turning or
backing)' in order to back up to a loading dock at Lunds. The
second City Code deficiency (in addition to inadequate Loading
facilities) that makes this a Non-Conforming Site is inadequate
off-street parking spaces. Our Code requires for this site:
Warehouse: 31% 6.4
Office 5% 5.3
Bakery 64% 38.8
TOTAL 100% 50.5 51 Spaces
Sectidn 4.037 of the City Code is the single most critical
area in this CUP petition. It reads"Purpose.
"Purpose. The regulations of loading spaces in these
zoning regulations is to alleviate or prevent congestion
of the public right-of-way so to promote the safety and
general welfare of the oublic by establishing minimum
requirements for off-street loading and unloading from
motor vehicles..."
The site, today, is overdeveloped and the resulting safety
hazards to the public noted above and in the four Traffic
Logs are significant, whether the public is within the
Lunds site, driving on Quebec, walking/jogging on Quebec
or bicycling on the public roadway, as observed~ Speculation
on how much additional traffic would be generated by a
Lunds Bake Shop may, therefore, be a moot point. It is
likely, however, that new traffic would be attracted to the
site because of the product quality. Some of the customers
would arrive by car, while others' would walk from adjacent
businesses and the adjacent residential areas, including
the city park, Sunnyside, particularly during the summertime.
It must be recognized that Quebec Avenue at this point appears
to create an extra hazard because of the S-curve without
raffic controls in an Industriml area. As noted in the Logs,
speeding along Quebec was not unusual during the Survey period
and added to congestion right at the double curve in the road-~
way. (Radar was not used to confirm speeds)~. The type of vehicles
observed On the roadway included a significant number of large
Model Stone Redi-Mix trucks and other semi-trailers predictable
in the industrial area. At least once each day, congestion was
observed at the S-curve such asa semi-truck backing into the
Lunds site while a Redi-Mix truck passed a pedstrian walking
within the roadway within 150 feet of each other. In approx.
four instances, traffic had to slow and stop on Quebec Avenue
because a truck was backing into or exiting the Lunds site.
The traffic counts on Quebec taken between 10:00 AM and 3:00 PM
nn June 24. and June 25 are consistent with the observed counts
adjacent to the Lunds site during the August 13, 14, 15 & 16
Traffic Surveys which were one. hour each during the same time
frame of the earlier machine counts. Vehicle numbers on the
street are not excessive.
Vehicle movements within the site often did not follow the
"One-Way" design, including cars and semi-trucks. The internal
arrangement with two separate divisions has resulted in an extra
set of hazardous or inappropriate vehicles actions. On two
'ocassions, a semi backed into loading dock "B" and shortly
thereafter drove against the one-way flow to loading dock "A".
Parking in the front Fire Lane was observed several times,
as well as illegal use of Handicapped spaces..In.several cases,
truckers exiting the Lunds site did not stop before entering
the public right-of-way and oncoming cars had to brake quickly
in Quebec Ave. In one case, cars were parked head-to-head in
the one-way driveway.
Staff agree that there are generally 5 to 7 available parking
spaces on the site, according to my Field Survey during the
middle of the weekday, while the park has not been in use much
and the Bake shop has not been open. (See the On-Site Parking
Graphs.)
Several additional minor ordinance violations can be observed
at the site, since the parkin lot was expanded some years ago
up to and across the property line, in addition to the fact
that the perimeter curb is not present around the parking lot
nor the five foot setback from property line in the I-2 district.
for parking areas. Truck maneuvering on the east side of Lunds
regularly involves driving on Soo Line Railroad property.
Field notes, photograph~,plans and graphs are attached.
~ Sandstad
Building Official / Zoning Administrator
cc: Smith
file
Quebec - - -
6-24-85 (10:00 to 3:00 PM~
389 6-25-85 299
48TH AVE -- 48TH CIRC
I'1
MECHANICAL TRAFFIC COUNTS
(per MNDOT)
AVE.
~TH AVE.
SUNNYSIDE
PAR K
I o
i z
I
~7 TH
46 TH
J ~m
1.2 I ~I
R.4
R 4 : R~4'
6-26-85
6-27-85
655 (10:00 to 3:
753
AVE.
AVE.
'NO--'AVl
ROCKFORD
ROA~
Jerome P Anderson
Lund' s Inc.
1450 West Lake St.
Mpls. Mn.
New Hope Planning CommissiOn
New Hope, Mn. ~
Subject: Answers to inquiries of Aug. 6, 1985.
Gentlemen:
As per your request to the following questions.
What hours Lund's will be open to the public?
Mon. through Sat. 10:00 am to 4:00 p.m.
Will there be a sign on the building?
Yes - over the entry door to the Thrift Shop -
"Lund's Thrift Shop"
Trucking deliveries to and from Lund's commissary?
80% of our deliveries to the commissary are prior to 10:00 a.m.
Mon. through Fri.
100 % of our deliveries from the commissary are prior to 4:30 a.m.
and return approximately 1:00 p.m. One of our trucks will return
at approximately 9:30 a.m. with Thrift Shop product.
Probable customer use?
We are forcasting 20 - 25 customers per hour from 10:00 am to 4:00 p.m.
we also forcast approximately 2 minutes per customer.
Advertisement?
"New Hope Shopping Guide". and word of mouth.
Customer Par.king?
7 parking ~pots on the west (front) and north side of the building
and 1 handicapped spot.
Signs that indicate parking for customers 10~00 a.m. to 4:00 p.m.
Mon. through Sat. ...
If you have any questions please feel free to call.
Thank You
JPA/mla ..
c.c. Pile
See.attached sheet
Jerry Anderson
DATE
Tues. 8-20-85
TIME
VEHICLES
23 + I Cycle
24 +~1 "
23 + I "
23 + I "
24 + I "
23 + 1 "
21
Wed. 8-21-85
10:00 am
24 + I Cycle
24 + I "
23 + I "
22 + I "
23 + 1 "
24 + I "
22 + i "
Thurs. 8-15-85
10:00 am
11:00 am
12:00 pm
1:00 pm
2:00 pm
3:00 pm
4:00 pm
24 + i "
22 + I "
22 + i "
22 + I "
24 + i "
23 + I "
24 + I "
23 + I "
24 + I "
22 + i "
23 + I "
23 + I "
Fri. 8-23-85
10:00 am
11:00 am
12:00 pm
1:00 pm
2:00 pm
Mon. 8-26-85 12:00 pm
22 + I "
10:00 am
11:00 am
12:00 pm
1:00 pm
2:00 pm
3:00 pm
4:00 pm
11:00 am
12:00 pm
1:00 pm
2:00 pm
3~00 pm
4:00 pm
DATE:
PLANNING CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
September 3, 1985
85-22
Robert Cady
Preliminary Plat Approval for Zero Lot Line and Variance
for Undersized Lot.
7900 51st Avenue North
R-2
STAFF FINDINGS AND COMMENTS:
2o
The petitioner is seeking to establish a zero lot line split for his existing
duplex at the above location. There was an old home removed from the site in
1961 and in 1978 the petitioner received approval to rezone the property from
R-1 to R-2 and also a variance for an undersized lot.
Code required 14,000 square feet for an R-2 lot and the existing size was
10,874 and 1/2 square feet. The sizing remains in effect as of today.
The petitioner now wants to replat the site so that the east part of the duplex
will have 7,150 square feet (which meets code), and the west part of the duplex
will be on a lot that has 3,327 square feet or 3,673 under the zoning code
minimum. Even if this west lot were zoned R-3 for a townhouse, it would still
be 1,673 square feet under the code minimum.
Such a request as this has never been granted to the extreme that is found in
this case. A granting of the plat and variance would be a significant depar-
ture from past practice of the city.
5o
Staff feels%hat there is going to be a practical problem with Whoever retains
ownership of the west property. The every day practicalities of suburban
living such as sheds, decks, porches, play areas, gardens, and an assortment
of vehicles just cannot be brought to the site without causing problems.
Based on. the precedent and clear departure from the existing zoning code,
staff recommends denial.'
CERTIFICATE
~0~ c~qDy
OF SURVEY
f zoT
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DATE:
PLANNING CASE:
PETITIONER:
REQUEST:
LOCATION:
ZONING:
September 3, 1985
85-23
Earl Wilson
Preliminary Plat, Zero Lot Line Split
8117-8119 28th Avenue North
R-2
STAFF FINDINGS AND COMMENTS:
The petitioner is seeking to spiit an existing duplex that was constructed in
1975 by the petitioner. In this case, the proposal by the petitioner meets
all requirements of the zoning code, including lot sizes which are 7,130.6
square feet and 7,113.4 square feet.
Since this is similar to several other zero lot line developments in the
area, and since this division is clearly allowed by the code, staff recommends
approval of the preliminary plat.
TERRA
---- --N. LINE OF LOT I0, BLIP3, TWIN TERRA LINDA,
ACCORDING TO THE RECORDED PLAT THEREOF,
HENN. CO.
EAST 120.00
62.60
57.40
T ~: R R A
LOT I .' LOT. 2
BLOCK =
-" 67.40
N 89°52' 30"W I II2O. OO
$. LINE OF LOTIO, BLK. 3,. -- --[
I
' F', A
WiN ,~r-~_ RRA ._=: ,N ~.,-,
\
I ' IN=F;
~._ ~ ,
August 30, 1985
TO: Planning Commission
FROM: City Manager
NEW HOPE CITY CENTER MARKETING STUDY
Dave Licht will be in attendance Tuesday night to discuss with the Planning
Commission the physical development plan for 42nd Avenue east of Winnetka.
Staff would like to discuss with you our preliminary proposals for physical
redevelopment of the area. In addition to this, staff would also like to dis-
cuss with you some proposals for the next step in the city center study. In'
cluded is a letter from Dave Licht outlining some of the preliminary proposals.
DAn Donahue
City Manager
northwest
associated
consultants, inc.
I
16 August 1985
Mr. Dan Donahue, City Manager
Municipal Offices
4401Xylon Avenue North
New Hope, Minnesota 55428
RE: New Hope City Center - Commercial Core
File No: 131.01
Dear Mr. Donahue:
With the completion of the market study for the New Hope City Center area,
directions need to be established for the next phases of work which will
achieve the goal of revitalizing the City Center area. At this point in the
process, we believe it critical to distinguish between the 42nd Avenue
commercial strip and the "commercial core" area which is comprised of the
New Hope and Winnetka Centers and K-Mart. Relative to the 42nd Avenue strip,
a clear course of work has been established, at least for the time being.
Efforts relative to the commercial core are, however, undefined. The primary
purpose of this letter is to address and outline what we envision to be the
next steps in the improvement process.
CITY CENTER
COMMERCIAL CORE
IMPROVEMENT PROGRAM
PRELIMINARY WORK OUTLINE
PHASE I - DEVELOPMENT FRAMEWORK
A. Market/Land Absorption Analysis (Economic) - Completed
Design Guidelines (Physical) - The Planning Commission and City Council
need to review the commercial core guidelines prepared in 1977 and
determine if these are still applicable or whether an updating of all or part
of this document is required.
4820 minnetonka blvd minneapolis, mn, ste. 200 55416 (612) 925-9420
Dan Donahue
16 August 1985
Page Two
PHASE II - SHORT TERM REVITALIZATION
Ae
Internal Center Coordination of Center - While primarily a private, internal
matter, the City should attempt to have merchants and retailers organize
hours, advertising, etc.
Area Coordination - On a broader scale and again while primarily a private
matter, the City, where possible, should assist in communication and
coordination of hours, promotions, etc.
City Policy Review - To insure understanding and to open channels of
communication, it is suggested that the City schedule meetings with area
and possibly city wide commercial interest on a quarterly or semi-annual
basis. If it can serve effectively, the Chamber of Commerce might provide
the vehicle to achieve this end.
PHASE III - LONG TERM IMPROVEMENT AND REVITALIZATION
Revitalization Committee - Establish a small working group of City Council,
Planning Commission, owners, operators and City staff as a focus for detailed
planning and implementation of improvement efforts.
Define development and uses which should be attracted to the Center and
identify contacts to be made. Appoint and program a promotional contact
subgroup.
Ce
Identify and define development incentives which can be utilized to attract
new developments or uses into the Center.
Formulate a physical improvement program and implementation time schedule
and payment formula for the upgrading of the Center (landscaping, building
connections, parking, drives, etc.).
The foregoing outline, I believe, suggests a workable program which can be proceeded
upon immediately. Success will depend greatly upon the continued emphasis given
the effort by the City. Cooperation from commercial core owners and tenants is,
however, also essential.
Upon your return from vacation, please contact me so that we can discuss this
matter at greater length.
Very truly yours,
NORTHWEST ASSO CI~T~f INC.
President'
DRL/nd